Coppell/121 Off Pk-CS031218CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Coppell/121 Office Park Preliminary Plat
P & Z HEARING DATE:
C.C. HEARING DATE:
December 18, 2003
January 13, 2004
STAFF REP.:
Matt Steer, City Planner
LOCATION:
Along the north side of S.H. 121, approximately 875' west of
Denton Tap Road.
SIZE OF AREA:
8.3 8 acres of property.
CURRENT ZONING:
HC (Highway Commercial)
REQUEST:
Preliminary Plat to allow the development of an office park.
APPLICANT:
Tom Wouters
RCP, Coppell No. 1, Ltd.
32 Village Lane, Suite 200
Colleyville, Texas 76034
Phone # (817) 488-4200
Fax # (817) 424-2448
HISTORY:
No development history on the subject tract.
TRANSPORTATION:
Denton Tap Road is a P6D divided major arterial built to standard in
a 150' right-of-way. State Highway 121 is designated as a fzeeway
within the Thoroughfare Plan. It is currently being built as a 140'
six-lane divided freeway facility within a 450' right-of-way.
Page 1 of 3
Item # 12
SURROUNDING LAND USE & ZONING:
North- residential; PD-134R-SF7
South -
East -
West -
(Planned Development-134 Revised-
Single Family-7)
vacant and residential; PD-133-HC and SF (Planned Development
133-Highway Commercial and Single Family)
vacant; HC (Highway Commercial)
vacant; HC (Highway Commercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for regional retail uses.
DISCUSSION:
Page 2 of 3
The applicant is requesting to plat an 8.38 acm, seven-lot office park, located
approximately 875' west of Denton Tap on the north side of State Highway
121. Concurrent with the proposed Preliminary Plat, the applicant is final
platting and site planning Lot 2, Block 1 (approximately 1.2 acres).
The reason for preliminary platting the entire 8.38 acres at this time is to
establish TxDOT approval of the proposed ingress/egress points along State
Highway 121 and to establish the number of lots, general property lines and
easement locations. The proposed use for the entire property is unknown at
this time but is being marketed for office, medical and retail which reflects
the existing zoning and uses reconunended by the Comprehensive Plan.
The use of the lot being final platted will be office.
The entire northem boundary of the property is to be screened with a 6'-
solid masonry fence. This meets the Zoning Ordinance requirement and will
need to be built along the northern property line. In addition, a 10'
landscaped area immediately south of the fence will also be provided.
The ingress/egress points are shown on the eastem portion of Lot 6 and the
eastem portion of Lot 2. Another is shown as proposed along the property
line of Lot 1 and the adjacent eastern property. In accordance with the
requirements set forth in the Roadway Design Manual, TxDOT has since
denied this access point, and it will be removed from the plat. There is a
common access and fire lane easement shown, providing each lot access to
and from S.H. 121.
There are no trees currently on this site; thus a tree mitigation plan was not
required. A landscape plan was submitted with the Site Plan package that
meets the Zoning Ordinance regulations. The applicant is still working with
the City's Engineering and Fire Departments regarding fire line looping and
the need for utility easements.
Item # 12
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the request subject to the following
conditions:
1. Contact Jeff Curry at 972-570-4126 to discuss electric easement
requirements.
2. All work taking place within TxDOT right-of-way must be approved
and permitted by TxDOT.
3. All work must be coordinated with the construction of the main lanes
of S.H. 121.
4. Drainage issues will continue to be evaluated during engineering
review.
5. Additional easements and/or utilities may be deemed necessary during
engineering review.
6. Remove proposed easternmost access point from plat.
7. Construct a 6'-solid masonry fence along the northern property line.
ALTERNATIVES
1)
2)
3)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
ATTACHMENTS:
1) Preliminary Plat
Page 3 of 3
Item # 12
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Coppell/121 Office Park Lot Site Plan
P & Z HEARING DATE:
C.C. HEARING DATE:
December 18, 2003
January 13, 2004
STAFF REP.:
Matt Steer, City Planner
LOCATION:
Along the north side of S.H. 121, approximately 1,134' west of
Denton Tap Road.
SIZE OF AREA:
1.1 acres of property.
CURRENT ZONING:
HC (Highway Commercial)
REQUEST:
Site Plan to allow the development of an approximate 8,288
square-foot one-story office building.
APPLICANT:
Tom Wouters
RCP, Coppell No. 1, Ltd.
32 Village Lane, Suite 200
Colleyville, Texas 76034
Phone # (817) 488-4200
Fax # (817) 424-2448
HISTORY:
No development history on the subject tract.
TRANSPORTATION:
Page I of 4
Denton Tap Road is a P6D divided major arterial built to standard in
a 150' right-of-way. State Highway 121 is designated as a freeway
within the Thoroughfare Plan. It is currently being built as a 140'
six-lane divided freeway facility within a 450' right-of-way.
Item # 13
SURROUNDING LAND USE & ZONING:
North -
South -
East -
West -
residential; PD-134R-SF7 (Planned Development-134 Revised-
Single Family-7)
vacant and residential; PD-133-HC and SF (Planned Development
133-Highway Commercial and Single Family)
vacant; HC (Highway Commercial)
vacant; HC (Highway Commercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for regional retail uses.
DISCUSSION:
The submitted Site Plan shows the layout of an 8,288 square-foot office on
1.16 (+/-) acres of property. This lot is located approximately 1,134' west
of Denton Tap Road, and is part of a larger seven-lot commercial/retail
subdivision, currently being preliminary platted.
TxDOT has approved an ingress/egress point with a future deceleration lane
along State Highway 121 on the east side of this property. There is a fire
lane and a common access easement shown extending north/south on the
east side of the structure and east/west on both the north and south sides of
the building. These are to be extended with future development. The fire
lane meets the City of Coppell's minimum width (24') and minimum
distance from the building (150') requirements. The northern boundary of
the property is to be screened with a 6'-solid masonry fence behind which
will be a 10'-wide landscape area. The applicant has agreed to contribute
an additional $7,070 (the difference between providing a 6'- and an 8'-
solid masonry wall) towards the landscape screening in this area. This sets
the precedence for the same contribution towards landscaping to be
required upon development of the other lots of this larger development.
The masonry wall meets the Zoning Ordinance requirement and the will
need to be built abutting the northern property line.
The parking ratio of 1 space per 300 square feet of building area is
applicable to this office use. The applicant has provided 34 spaces,
exceeding the minimum parking requirement of 28. Parking is shown on the
north, south and east sides with a 5' sidewalk encircling the building. There
are two fire hydrants and a fire department connection (FDC) shown on the
Site Plan. The fire system will be further evaluated during the engineering
review.
Page 2 of 4
Item # 13
The building has two doom on each elevation with the entry feature facing
south toward SH 121. The materials to be used consist of a brownish red
brick veneer on each elevation with faux stone on the bottom 2'-3' of the
front and side elevations. The wood columns on the front (south elevation)
are to be painted an off-white color. Each elevation is shown with dryvit
quoins except the side elevations adjacent to the rear. These will also be an
off-white color. Dark navy blue awnings are proposed above each window.
There are carriage lights at each door and "up-lights on extension arms"
along the bottom of each elevation (The rear, or north elevation, only has
one on each comer to reduce light associated with commemial uses). A
monument sign elevation is shown with the signage criteria listed below.
The location is depicted on the Site Plan as 10' from the southern property
line and 105' from the eastern property line. This will need to be changed to
15' from the southern property line, per the monument sign setback
requirement of the Zoning Ordinance. The 6'-solid masonry wall is shown
on the Elevations. This will need to have columns every 20'.
All trees in the Landscape Plan are compatible with the plant palette within
the Zoning Ordinance. There are five 3" caliper Shumard Oaks planned
along the northern boundary that meet the screening requirement (adjacent
to residential) of one tree per 40 linear feet. The east, west and south
boundaries have the nonnal perimeter tree requirement of one per 50-linear
feet. The eastern landscaping consists of five 3" caliper Cedar Elms and
three 3" caliper Live Oaks. There are four 3" caliper Shumard Oaks along
the southern boundary. The westem boundary has five 3" caliper Cedar
Elms and two 3" caliper Live Oaks. There are four additional Live Oaks
interior to the site adjacent to the building. There are additional plants all
contained within the Landscaping Plan and outlined within the Plant list.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL, subject to the following conditions:
Page 3 of 4
1. All work taking place within TxDOT Right-of-way must be approved
and permitted by TxDOT.
2. All work must be coordinated with the construction of the main lanes of
S.H. 121.
3. Drainage issues will continue to be evaluated during engineering review.
4. Additional easements and/or utilities may be deemed necessary during
engineering review.
5. Fire protection needs will continue to be evaluated during engineering
review.
6. The deceleration lane on S.H. 121 must be constructed with this phase.
The lane must be permitted by and constructed according to TxDOT.
Please note, it appears that two inlets will have to be relocated.
Item # 13
7. The proposed waterline from Denton Tap Road will have to cross an
open drainage channel. Provide a profile of this area.
8. No trees or screening walls can be located over the sanitary sewer line.
9. Fire Lane shall have a 30' inside turning radii and a 54' outside turning
radii. Revise the 20' inside turning radius shown on the Site Plan.
10. Delete the easternmost access point as this was not approved by TxDOT.
11. On site data table of Overall Development Plan, revise the landscape
area "required (10% of nonexempt area)" to reflect City of Coppell
standards.
12. Add to General Notes of Overall Development Plan - This is a
conceptual plan intended to show general lot layouts. Detail Site Plan
review will be required for each lot.
13. Show lot lines on Topographic Boundary and Tree Survey.
14. Revise the Landscape Plan to reflect the proposed $7,070 in landscaping
for the 10' landscape area between the residential uses to the north and
this use.
15. Move the proposed monument sign to meet the minimum setback
requirement of 15'. Coordinate with the Engineering Department for a
location that does not conflict with utilities.
16. Show signage criteria for the proposed attached signs in accordance with
the Zoning Ordinance.
ALTERNATIVES
1)
2)
3)
4)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1)
2)
3)
4)
5)
Site Plan
Overall Conceptual Plan
Landscape Plan
Topographic Boundary and Tree Survey
Elevations
Item # 13
Page 4 of 4
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Coppell/121 Office Park, Lot Final Plat
P & Z HEARING DATE:
C.C. HEARING DATE:
December 18, 2003
January 13, 2004
STAFF REP.:
Matt Steer, City Planner
LOCATION:
Along the north side of S.H. 121, approximately 1,134' west of
Denton Tap Road.
SIZE OF AREA:
1.1 acres of property.
CURRENT ZONING:
HC (Highway Commercial)
REQUEST:
Final Plat to allow the development of an approximate 8,288
square-foot one-story office building.
APPLICANT:
Tom Wouters
RCP, Coppell No. 1, Ltd.
32 Village Lane, Suite 200
Colleyville, Texas 76034
Phone # (817) 488-4200
Fax # (817) 424-2448
HISTORY:
No development history on the subject tract.
TRANSPORTATION:
Page I of 3
Denton Tap Road is a P6D divided major arterial built to standard in
a 150' right-of-way. State Highway 121 is designated as a freeway
within the Thoroughfare Plan. It is currently being built as a 140'
six-lane divided freeway facility within a 450' right-of-way.
Item # 14
SURROUNDING LAND USE & ZON1NG:
North- residential; PD-134R-SF7 (Planned Development-134
South -
East ~
West -
Revised-
Single Family-7)
vacant and residential; PD-133-HC and SF (Planned Development
133-Highway Commercial and Single Family)
vacant; HC (Highway Commercial)
vacant; HC (Highway Commercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for regional retail uses.
DISCUSSION:
Page 2 of 3
The Site Plan submitted with the plat shows the layout of an 8,288 square-
foot office on 1.16 (+/-) acres of property. The lot is located
approximately 1,134' west of Denton Tap Road and is part of a larger
seven-lot commercial/retail subdivision, currently being preliminary
platted.
TxDOT has approved an ingress/egress point with a furore deceleration lane
along State Highway 121 on the east side of this lot. A fire lane and a
common access easement shown extending north/south on the east side of
the property and east/west on both the north and south sides of the lot is
proposed to be dedicated by this plat. The easements are to be extended with
future development as generally depicted on the preliminmy plat. The fire
lane meets the City of Coppell's minimum width (24') and maximum
distance (150') requirements from the proposed building as depicted on the
site plan.
There is an existing 20' TUEC & Conservation Easement located on the
southern boundary of the property. This will remain in place with a 20'
Utility Easement abutting to the north to be dedicated by this plat. This
will cover a proposed 8" waterline which will serve this property for
domestic and fire service from the existing 12" waterline on Denton Tap
Road. The extensions of this public fire line to the north will be
determined with the engineering review. The necessity for the utility
easement extensions to the north will then be determined. There is a 20'
drainage easement extending from the northern property line south, then
east to the eastern property line, and then again to the south. This will
cover a proposed 42" storm drain. The applicant will coordinate with
TxDOT for drainage approval. There is an existing 20' Sanitary Sewer
Easement on the northern boundary shown extending east/west halfway
Item # 14
through the property on the northern boundary. This covers an existing 8"
sanitary sewer. It is proposed to be extended southwest and then west.
The proposed 20' utility easement shown within the 24' common access
and fire lane easement will accommodate this proposed extension. The
plat complies with the City of Coppell Subdivision Ordinance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL subject to the following conditions:
1. Contact Jeff Curry at 972-570-4126 to discuss electric easement
requirements.
2. Additional utility easements and utility requirements may be identified
during engineering review.
3. Provide separate instruments for all off site easements prior to plat
recordation.
ALTERNATIVES
1)
2)
3)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
ATTACHMENTS:
I) Final Plat
Item # 14
Page 3 of 3